Loading document...
Application No.: 25/90226/B Applicant: Mr & Mrs Gareth + Sian Davies Proposal: Installation, replacement and extension of balconies with glass balustrades; erection of ground floor terracing and steel-framed steps to new balcony; replacement of lower and upper floor windows with French window Site Address: 62 Groudle Road Onchan Isle Of Man IM3 2EZ Senior Planning Officer: Jason Singleton Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 28.04.2025 _________________________________________________________________
C : Conditions for approval N : Notes attached to conditions
C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
This application has been recommended for approval for the following reason. The proposed material alterations to the external elevations have been designed to comply with General Policy 2 of the IoM Strategic Plan 2016.
Plans/Drawings/Information; This decision relates to drawings and supporting information submitted on 3rd March 2025 referenced; 01, 02, 03, 04, 05, 06, and Amended plans submitted on 3rd April 2025, referenced; 07A, 08A, 09A, 10A, 11A, 12A, 13A, 14A _________________________________________________________________ Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: DOI Highways Services - No objection Onchan Commissioners - No Objection
Manx Wildlife Trust - Objection does not identify land that is owned or occupied by the objector that would be impacted on (A10(2)(a))
_________________________________________________________________ Officer’s Report
1.0 THE SITE - 1.1 The application site is the residential curtilage of an existing dwelling No.62 situated on the north side of Groudle Road. The property is characterised as a detached two storey building with a hipped tiled roof and of modern construction and finish. The properties here (six) are all larger dwelling in spacious ground that sit at a lower level than the highway and only the driveway entrances are visible from the highway.
2.0 THE PROPOSAL - 2.1 Proposed are a series of small alterations to the rear (north) elevation for the replacement of the balcony railing at first floor level with glass balustrades, in lieu of the metal railings and the extension of the balcony to wrap around the north west elevation of the property with steps down to the garden area. Also proposed is the replacement of lower and upper floor windows with French windows within the existing reveals. - 2.2 To the North West garden area adjacent to the dwelling would see the creation of an outdoor levelled terraced area for sitting and barbecuing. - 2.3 The scope of works is solely contained to the rear elevation of the property and its gardens.
3.0 PLANNING POLICY - 3.1 In terms of local plan policy, the application site is within an area recognised as being predominantly residential use under the Area Plan for the East. The site is not within a conservation area or within an area identified as being at flood risk. - 3.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered specifically material to the assessment of this application; - 3.3 General Policy 2 (GP2) (in part) (b), (d), (g) (h) (i) relating to character of area, building, satisfactory amenity standards, road safety and all necessary services. - 3.4 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general." - 3.5 Residential Design Guidance provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential property.
4.0 PLANNING HISTORY - 4.1 None.
5.0 REPRESENTATIONS - 5.1 Onchan Commissioners (20/03/25) No Objection. - 5.2 Highways Services commented (7/03/25) No objection - 5.3 Manx Wildlife Trust commented (12/03/25) "Manx Wildlife Trust would request details of what birdstrike mitigation measures will be included in the proposals, noting that plate glass
balustrades pose a lethal risk to several Wildlife Act 1990 Schedule 1 specially protected species of bird".
6.0 ASSESSMENT The fundamental issues to consider in the assessment of this planning application are;
PRINCIPLE
6.1 The site falls within the settlement boundary of Onchan and an area zoned for residential development, where there is a general presumption in favour of extensions to existing properties provided such development would not have an adverse impact on either adjacent properties or the surrounding area in general. DESIGN AND VISUAL IMPACT - 6.2 The proposed alterations to the rear elevation of the property and the terrace gardens works to the rear garden in conjunction with the balcony extension with the steps down, are considered to be small scale in their relation to the overall size of the property. The scope of works being solely contained to the rear elevation ensures there is no visual impact from a public perspective of the highway as any views would be screened by the dwelling house and its attached garage. These aspects of development are deemed to be an acceptable form of development that complies with those sections of General Policy 2(b) & (c) and the RDG 2021. NEIGHBOURING AMENITIES - 6.3 When considering whether there would be any adverse impact (loss of light, overbearing impact upon outlooks and/or overlooking leading to a loss of privacy) upon any of the neighbouring properties, specifically No.60, being the closest to the works. - 6.4 The level and scale of development proposed here, especially to the rear are considered to be relatively modest and not judged to cause harm to harm the neighbouring amenity, specifically those to the side (No.60) given the orientation of the properties, the mature hedging on the boundary and the intervening distances involved in excess of 20m as demonstrated as part of the application. - 6.5 As such, the proposed works are not judged to cause material harm to the enjoyment of the main dwellinghouse (No.60) or their amenities and would be considered to be compliant with those sections of General Policy 2(g). ECOLOGY - 6.6 With respect to the concern over bird strikes, it is considered that the addition of any etching or coatings would further enhance the visual impact of the balustrade which is meant to have a reduced impact in its appearance than fencing or walls, for example. Likewise, given the presence of large amounts of glazing in the rear elevation of the property, it is not considered reasonable or necessary to require the balustrades to include the addition of etching or coatings. It is also noted that the site is bordered by residential properties and given the majority of the proposed balustrades would face north, it is therefore reasonable to assume that potential for bird strikes as a result of the additional balustrades would be low. - 6.7 Consequently, the proposals are considered to be acceptable in the context of safeguarding biodiversity assets, without the need for the attachment of the suggested conditions.
7.1 The proposed application is acceptable in terms of its design and appearance by proving suitable development to an existing residential property. As such the proposals would comply with General Policy 2 and Environment Policy 22 of the Isle of Man Strategic Plan
(2016). The application is therefore recommended for approval.
8.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE - 8.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). - 8.2 Article A10 sets out that the right to appeal is available to:
8.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 8.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status, and/or rights to appeal.
Decision Made : Permitted Date : 28.04.2025 Determining Officer
Signed : S BUTLER Stephen Butler Head of Development Management
Customer note This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/customers and archive record.
Copyright in submitted documents remains with their authors. Request removal
View as Markdown